Electrical work for owners’ associations and landlords in Amsterdam. Communal lighting, emergency lighting, central distribution boards, EV charging points with sub-metering and NEN 3140 inspections — delivered with reporting your annual meeting can act on.
Set the number of homes and floors and tick what needs doing. From five homes we deduct fifteen percent — call-out and reporting happen once, after all.
Call-out, compiling the report and aligning with the manager happen once, whether we do one home or twenty. From five homes we therefore deduct fifteen percent on the total — and for portfolios above twenty homes we make a separate annual price agreement.
Business clients and VAT-taxed landlords can reclaim VAT — set the switch below to business for amounts excluding VAT.
The dividing line is at the individual home’s meter cupboard: everything before it is common, everything after it belongs to the owner. That sounds simple and causes most of the arguments in practice.
Main supply, central board, cabling to the individual meter cupboards, the building’s earthing and everything in stairwells, basement, garage and stores. That is HOA property and therefore HOA responsibility.
In spaces where work is done — and that is every common area a cleaner, handyman or technician enters — the Working Conditions Act applies. It requires periodic inspection, in practice every three to five years.
In buildings with a shared escape route emergency lighting is required, and it must be checked periodically for operation and battery duration. We check and report per luminaire.
An HOA may not simply refuse a reasonable charge-point request, but may set conditions on installation, insurance, ownership and costs on moving. That needs a technically grounded decision.
Door panel, video intercom and door opener are common. On replacement the main choice is wired versus IP: IP is more flexible, wired lasts longer and does not depend on a cloud service.
Where an HOA usually stalls: there is no document the meeting can decide on. We supply drawing, readings, load calculation, insurance details and a price per item in one document.
If the main cable to your home runs through a common area, that cable is common — even if only you use it. If you want it upgraded for a charger or heat pump, that touches the HOA, even if you pay all costs yourself.
As a landlord you have a duty of care for the safety of the installation. If something happens and you cannot show you took that duty seriously, it becomes a problem — legally, and with your insurer. The point is not that you must renew everything; the point is that you can show what the condition was and when.
Make safe and inspect per home: bring RCD protection up to standard, check earthing and repair if needed, earth pins in kitchen and bathroom, interlinked mains-powered smoke alarms, and a NEN 1010 inspection with signed report. That costs €1,150 to €1,750 per home, depending on what is already there.
Since 2022 a smoke alarm is mandatory on every floor of every home. For landlords that is the most concrete and most checked obligation there is. Mains-powered and interlinked — so an alert in the attic is also heard in the bedroom — that costs €155 per alarm.
From € 145 per home per year: annual check of meter cupboard and smoke alarms, priority on faults, fixed rates for small jobs, and a per-home report you can file. That shows you take the duty of care seriously.
The moment a check pays off most: the home is empty, you can reach everything, and you start with the new tenant from a recorded condition. We schedule that within a week and deliver a report you can attach to the tenancy.
If you let VAT-taxed, you can reclaim the VAT. With VAT-exempt residential letting you cannot, but then the costs are deductible for income tax. Set the calculator switch to business for amounts excluding VAT.
If you first want to know where you stand before spending money: have the homes inspected and use that report as you wish. For five or more homes an inspection costs €250 per home instead of €295, and you are not tied to anything.
We can install a charge point in a day. The question is what happens when there are six in three years, and who pays then. An HOA should already be deciding that now.
| Question | One-off approach | Central provision |
|---|---|---|
| Kosten eerste laadpunt | € 1.395 | € 1.395 + € 850 basis |
| Kosten zesde laadpunt | Often no longer possible | ± € 950 |
| Load on the garage supply | Loopt vast rond 3 – 4 punten | Verdeelregeling verdeelt de capaciteit |
| Wie betaalt het verbruik | Sub-meter per point | Sub-meter per point, read centrally |
| Wat bij verhuizing | Regelen per geval | In het reglement vastgelegd |
| HOA decision required | Per verzoek opnieuw | Eenmalig, daarna uitvoering |
| Upgrade of the garage supply | Onvermijdelijk, ongepland | Vooraf berekend en begroot |
On the first request, immediately have the garage supply calculated and what is needed for six to ten points. That calculation costs € 145 and prevents the scenario where resident number four is told there is no capacity left.
With a central provision and a load-sharing scheme, each further point is cheaper than the last, and “may I also?” is no longer a meeting agenda item but a form.
Including materials, labour, reporting and call-out within Amsterdam. From five homes a fifteen percent discount applies to the total.
| NEN 3140 inspection of common areas | per installation | from € 425 |
|---|---|---|
| NEN 1010 inspection per home | per home | € 295 |
| NEN 1010 inspection from 5 homes | per home | € 250 |
| Reporting suitable for the annual meeting | inbegrepen | € 0 |
| Technical dossier for HOA approval | per job | € 245 |
| Belastingberekening garage of pand | per berekening | € 145 |
| Thermographic inspection of the central board | per unit | € 185 |
| Noodverlichting controleren en rapporteren | per luminaire | € 28 |
| Renew stairwell lighting | per verdieping | € 265 |
|---|---|---|
| Lighting op bewegingsdetectie | per verdieping | € 155 |
| Noodverlichting of vluchtwegaanduiding | per luminaire | € 185 |
| Central board for common areas | per unit | € 945 |
| Fit a sub-meter or sub-board | each | € 495 |
| Video intercom for HOA, per connected home | per home | € 385 |
| Fit an electric door release | per deur | € 265 |
| Power stores or basement | per room | € 625 – 1.400 |
| Kabelbaan of montagerail | per metre | € 42 |
| Brandwerende doorvoer aanbrengen | per doorvoer | € 125 |
| Charge point in HOA garage, incl. sub-meter | per laadpunt | € 1.395 |
|---|---|---|
| Load-sharing scheme for multiple charge points | per system | from € 850 |
| Make a rental property safe and inspect it | per home | € 1.150 – 1.750 |
| Interlinked smoke alarm on mains | per melder | € 155 |
| Kilowatt-hour meter for subletting | each | € 285 |
| HOA maintenance contract, annual check | per jaar | from € 395 |
| Onderhoudscontract verhuurportefeuille | per home per jaar | from € 145 |
| Fault finding and repair — first hour | incl. call-out | € 135 |
All amounts include materials, labour and 21% VAT, valid in 2026 for Amsterdam and surroundings. If you are a VAT-liable HOA or a VAT-taxed landlord, you can reclaim the VAT — set the calculator switch to business. Full VAT explanation by situation →
In common areas where work is done — and that is every space a cleaner, handyman or technician enters — the Working Conditions Act applies, and it requires periodic inspection of the electrical installation. In practice that means every three to five years.
An inspection starts at € 425 and depends on the size of the installation: number of floors, garage, stores, number of luminaires. You get a report with findings ranked by urgency, in a form you can put straight on the annual meeting agenda.
At the individual home’s meter cupboard. Everything before it — main supply, central board, cabling to the meter cupboards, the building’s earthing, and everything in stairwells, basement, garage and stores — is common. Everything after it belongs to the owner.
The practical complication: if the main cable to your home runs through a common area, that cable is common even if only you use it. If you want it upgraded for a charger or heat pump, that touches the HOA, even if you pay all costs yourself.
Not a reasonable request out of hand, but it may set conditions: on the installation, insurance, ownership of the kit, who bears the costs and what happens on moving. That needs a technically grounded decision, not a gut feeling.
For € 245 we supply the technical dossier the meeting can approve: route drawing, load calculation for the garage supply, specifications, meter layout and our insurance details. A charge point including sub-meter costs € 1,395.
Demonstrably safe electrics and interlinked smoke alarms on every floor — the latter has been mandatory since 2022 and is the most concrete requirement there is. Also: RCD protection in order, earthing present and measured, and earth pins in kitchen and bathroom.
Our ‘secure and inspect’ package does that in one go per home for € 1,150 to € 1,750, including a signed NEN 1010 report. The point is not that everything must be new; the point is that you can show what the condition was and when you had it checked.
For an HOA from € 395 per year: annual check of the central board, emergency lighting and common areas, with reporting you can put on the meeting. For a rental portfolio from € 145 per home per year.
In both cases you get priority on faults and fixed rates for small jobs, so you do not have to renegotiate every time. The reporting is the most important part — that is your proof that you take the duty of care seriously.
From five homes fifteen percent off the total. Call-out, compiling the report and aligning with the manager happen once, whether it is one home or twenty. A standalone inspection of € 295 thereby becomes € 250 per home.
For portfolios above twenty homes we make a separate annual price agreement, with a fixed schedule so you do not have to call again every year.
If you are a business, a VAT-taxed landlord or a VAT-liable HOA — for example because garage boxes are rented — you pay 21% VAT and reclaim it. Set the calculator switch to ‘business’ to see all amounts excluding VAT.
With VAT-exempt residential letting you cannot reclaim VAT, but the costs are deductible for income tax. For an HOA without VAT liability it is simply 21% with no reclaim. This is general information, not tax advice — ask your accountant about your own situation.
Yes. We carry out communal lighting and emergency lighting, central distribution boards, intercom systems, EV charging points with sub-metering and NEN 3140 inspections across Amsterdam, and we can deliver the reporting in English.
A NEN 3140 inspection of the communal installation starts at € 425, an individual apartment inspection is € 295 or € 250 from five units, and a maintenance contract starts at € 395 per year for an association or € 145 per unit per year for a rental portfolio. From five units we apply a fifteen percent discount on the total.
Tell us how many homes and floors the building has and what is going on — we will visit and deliver a dossier your meeting can decide on.
If you choose “as soon as possible”, we call within four hours during office hours. Outside those hours, the next morning.
You speak to someone who does the work and can already say on the phone what is going on and roughly what it costs.
Tell us which language you prefer and we will make sure the right colleague calls.
The home survey is free too, with no call-out fee. You are not committed to anything.
One photo of the open meter cupboard tells us more than ten minutes on the phone. We look at it free of charge and say honestly whether anything needs doing — even if the answer is “no”.
Send photo via WhatsAppAn inspection, charge points or a central board — those are the three topics that come up at almost every meeting.
The hub page with the price calculator, circuit check and the full price list of more than 180 rates.
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